Planning Officer Report

Planning Officer Report And Recommendations {{table:378617}} {{table:378616}}

Officer's Report

The Site

1. The application site is the curtilage of Ballavale Farmhouse, Santon which is situated to the southern side of the highway. The farmhouse is a detached dwelling set within a reasonable sized curtilage. There are a number of trees and shrubs within the curtilage which do provide some screening of the site when viewed from the access lane.

The Proposal

1. The application seeks approval for the erection of a detached timber outbuilding within the residential curtilage. The building would provide a home office.

1. The building would have glazing in the front elevation and double doors in the side elevation. It would be finished with a flat roof. The building would have timber framed floor sections which would sit on reinforced concrete lintels.

1. The structure would measure approximately 8m x 6.75m, the building itself would measure approximately 7m x 4.2m. A small tree would be affected by the structure.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. There are no specific policies in the Isle of Man Strategic Plan (20th June 2007).

Consultations

1. Santon Commissioners have not commented

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.

Assessment

1. The application seeks approval for the erection of a timber outbuilding.

1. The erection of garden sheds or summer houses is permitted under Class 16 of the Town and Country Planning (Permitted Development) Order 2005. It states:

The erection of a garden house or summer-house within the curtilage of a dwellinghouse.

Exceptions

Operations within this Class are not permitted if on completion of the operations – a) There would be more than one garden house or summer-house within the curtilage of the dwellinghouse; b) The height of the garden house or summer-house would exceed 2.8m above ground level; c) The area of ground covered by the garden house or summer house would exceed 15 square metres; d) Any part of the garden house or summer house would be nearer to any highway which bounds the curtilage of the dwellinghouse than – (i) That part of the dwellinghouse nearest to that highway, or

• (ii) 20m;

e) Any part of the garden shed or summer house would be over a public sewer;

f) Any part of the garden shed or summer house would be within 9m of the bank of any river designated as a Main River under the Land Drainage Acts.

Condition

The roof shall be faced with wood or dark-coloured felt.

1. The proposed structure would fall outside of the PDO due to its size and therefore requires planning permission.

1. The structure would be sited close to the existing dwelling and would be screened by the existing hedge and planting.

1. It would be larger than what is permitted under the PDO; however it is still judged to be subordinate to the main dwelling and would not appear excessive in size and scale. The proposed construction materials would be sympathetic to the surrounding area and would not be overly intrusive when viewed from the surrounding countryside. There would be a small tree which would be impacted by the development, the tree does not significantly contribute to the character and appearance of the site.

1. The proposed structure would not be visible from the main public thoroughfare and therefore would not add to the impact of the building when viewed by the public.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

PARTY STATUS

1. The local authority, Santon Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation Recommended Decision: Permitted 29 April 2013 13/00328/B Page 2 of 3

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the erection of a detached wooden outbuilding as shown in drawings 1125-00A. proposed elevations, details and 1125/06C received 15th March 2013.

C 3.

No permission is hereby given for the use of the outbuilding for permanent residential use. The outbuilding may be used only in association with the main dwelling house "Ballavale Farmhouse" and for purposes ancillary to the use of the main dwelling house "Ballavale Farmhouse" as a single dwelling house.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date :

Determining officer (delete as appropriate)

Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager